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HomeMy WebLinkAboutZ-7351-B Staff AnalysisFILE NO.: Z -7351-B NAME: Miracle Development Revised Long -form PCD LOCATION: Located at 8021 Stagecoach Road DEVELOPER: Bruce Clark Clarks Corner Company 2409 Crystal Lake Circle Alexander, AR 72002 ENGINEER: Global Surveying Kelton Price, P.E. 217 W. 2nd Street, Suite 100 Little Rock, AR 72201 AREA: 0.68 acres CURRENT ZONING: ALLDWED USES: PROPOSED ZONING NUMBER OF LOTS: 1 PCD FT. NEW STREET: 0 LF C-3, General Commercial District uses Revised PCD PROPOSED USE: Restaurant and C-3, General Commercial District uses as alternative uses for the site VARIANCESIWAIVERS REQUESTED: None requested. BACKGROUND: The mini -warehouse site was reviewed and approved by the Commission at their February 17, 2000, Public Hearing as a Conditional Use Permit to allow the site (3.75 acres) to develop with six buildings on C-3, General Commercial zoned property. On the western portion of the site the applicant proposed to subdivide the site into three commercial lots and to rezone the site from C-3 to PCD to allow for the development of the site with a mini -warehouse development (Lot 3), a carwash (Lot 1) and an unidentified C-3 uses to be located on Lot 2. The applicant later revised his request to FILE NO.: Z -7351-B (Cont. remove the Lot 3 development from the site plan and resubmit when plans were finalized. The plat required a variance from the Subdivision Ordinance [Section 31-2311 to allow the creation of a lot without public street frontage (S-1374). Lot 3 was to be served by a 30 -foot access easement located on the lot lines of Lots 1 and 2. The Board of Directors adopted Ordinance No. 18,823 and Ordinance No. 18,824 on March 4, 2002, establishing the Planned Commercial Development zoning and creating the plat variance for the development. Ordinance No, 19,059 adopted by the Little Rock Board of Directors on March 2, 2004, revised the previously approved PCD to allow the development of the mini -warehouse units on Lot 3. The development was to be constructed in two phases with all the slabs being installed in the first phase. The applicant indicated access to the site would be from the existing mini -warehouse development located to the east. The applicant indicated the existing Lot 3 of the Miracle Land Subdivision would be replatted to encompass the area of the existing mini -warehouse building. The replat has been completed. A. PROPOSAUREQUEST: The applicant is now proposing to revise the previously approved PCD to allow the construction of a restaurant building on previously platted Lot 2. The applicant has indicated the development will occur in two phases with the placement of a 10 -foot by 20 -foot prefabricated building on the site and the construction of drives and parking areas to allow for a drive-thru coffee shop. The applicant has indicated the Phase Il portion of the development will be the construction of a larger (24 -feet by 50 -feet) site built building to be constructed in conjunction with additional parking and drives to allow for drive-thru sales as well as a small sitting area. The applicant has indicated upon completion of the site built building, the prefabricated building will be removed from the site. The applicant has indicated the anticipated time frame for removal of the temporary building is 18 to 24 months. The applicant has indicated the hours of operation will be from 6:00 am to 8:00 pm Monday through Friday and 6:00 am to 6:00 pm Saturday. B. EXISTING CONDITIONS: The site is vacant with trees covering the southern perimeter of the site; currently zoned PCD. The site adjoins the flood plainlfloodway to the south in an area zoned OS. There is a mini -storage development located to the east of the site adjacent to 1-430. A carwash has been constructed on Lot 1. Other uses in the area include a church located north of the site, a welding shop and a mixture of auto related uses; ABC Salvage, a tire company, a used car lot. 2 FILE NO.: Z-7351 -B Cont. C. 0 E NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The Otter Creek Homeowners Association, the Crystal Valley Property Owners Association and Southwest Little Rock United for Progress, all property owners located within 200 -feet of the site and all residents, who could be identified, located within 300 -feet of the site were notified of the public hearing. ENGINEERING COMMENTS: 1. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code of Ordinances and the Master Street Plan as indicated on the plans. 2. In accordance with Section 31-210(h)(7), parking spaces shall not be permitted to back into an access easement. 3. A special Grading Permit for Flood Hazard Areas will be required per Section 8-286 prior to construction. Minimum finish floor elevation required as indicated on the plans. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: Centerpoint has a 4" steel line in easement in the area. Owner is responsible for any cost associated with relocation of line. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. Counly Planning: No comment. CATA: The site is not located on a dedicated CATA bus route. 3 FILE NO.: Z-7351 -B Cont. F. ISSU ESITECH N ICAUDESIGN: Planning Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a revision to a PCD (Planned Commercial Development) to allow the construction of two buildings on the site, a restaurant and a coffee shop. The request does not require a change to the Land Use Plan. Bicycle Plan: A Class II bikeway is indicated on Stagecoach Road. A Class II bikeway is located on the street as either a 5' shoulder or six foot marked bike lane. Additional paving and right of way may be required. Master Street Plan: Stagecoach Road is shown as a Principal Arterial on the Master Street Plan. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Stagecoach Road is built as a five -lane road with a center turn lane through this section. Entrances and exits should be limited to minimize negative effects on traffic, bicyclists, and pedestrians on Stagecoach Road. Stagecoach Road may require dedication of right-of-way and may require street and sidewalk improvements. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Otter Creels - Crystal Valley neighborhood action plan. The Public Safety goal listed one objective relevant to this case, "reduce speeding, burglary, vandalism, and other criminal activity in the area through police presence and enforcement." Several action statements that support the Public Safety goal are related to this application: "ensure the construction of sidewalks in all future developments by not granting variances for sidewalk construction," and "seek federal money for sidewalk construction along Stagecoach Road." Since this development is on Stagecoach Road where sidewalks do not exist, one should be constructed. The Office and Commercial Development goal is to "promote commercial and office development that meets the needs of area residents for shopping and services, maintains as much of the existing topography, trees, and green space as possible, and enhances the primarily residential character of the community." Action statements relating this goal to this case reflect a notion to adhere to the current land use plan, resist amendments to the plan, and require "businesses be accessed by loop streets to minimize curb cuts and allow for attractive landscaping." Currently this proposal is consistent with the land use plan. Minimal curb cuts on Stagecoach Road would allow for additional landscaping. Landscape: The plan submitted does not provide for the 8 -percent (961 square feet) interior landscaping within the interior of the proposed paved areas. In order to receive credit toward fulfilling interior landscaping requirements, interior islands must be at least 7'h feet in width and 150 square feet in area. A small amount of additional building landscaping will be required. Both interior and 4 FILE NO.: Z -7351-B (C building landscaping is a requirement of the landscaping ordinance. A variance of these requirements will necessitate City Beautiful Commission approval. G. SUBDIVISION COMMITTEE COMMENT: (May 5, 2005) The applicant was present representing the request. Staff presented an overview of the proposed development indicating the site plan as proposed did not comply with current ordinance requirements. Staff stated the indicated parking was backing into the service drive which was not allowed. Mr. Price stated based on staff comments the owner had decided to limit the number of buildings on the site to a temporary building and the permanent building eliminating the third building proposed for the site. Staff questioned when the permanent building would be constructed. The applicant stated within 18 - months. Public Works comments were addressed. Staff stated a grading permit would be required prior to development of the site. Staff also stated sidewalks would be required adjacent to Stagecoach Road. Landscaping comments were addressed. Mr. Price stated with the elimination of one of the buildings, meeting the required landscaping minimums would not be an issue. He stated screening would also be placed along the perimeters of the site where abutting single-family zoned properties. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing the issues raised at the May 5, 2005, Subdivision Committee meeting. The applicant has indicated a temporary building will be added to the site to allow the owner to start sales of from the site while the permanent building is being constructed. The applicant has indicated the temporary building will be placed within the landscaped island of the site adjacent to the access easement servicing the lot. The applicant has indicated two parking spaces will be placed on the site to allow employee parking. The applicant has indicated the temporary building will serve customers by two drive-through lanes and will not have a seating area inside the building. The applicant has revised the site plan to eliminate the backing into the service drive as requested by staff. The applicant has also increased landscaped areas and provided screening on the site to meet the minimum ordinance requirements. The applicant has indicated the development of the site in two phases. The applicant has indicated a temporary building will be placed on the site to allow for construction of a permanent building. The applicant has indicated twelve parking spaces will be added to the site with the construction of the permanent building. 5 FILE NO.- Z -7351-B (Cont. Based on minimum parking requirements for a restaurant use, twelve parking spaces would be required. The indicated parking is adequate to meet the typical minimum parking required for a restaurant. Staff is supportive of the applicant's request. The applicant is requesting utilization of the site as a restaurant use and the allowance of C-3, General Commercial District uses as alternative uses for the site. The applicant has indicated the utilization of the site with a temporary building, 18 to 24 months, with the permanent building and parking being constructed within this time frame. Staff recommends the applicant only be allowed the temporary building within the specified time frame and the removal of the temporary building and the completion of the required landscaping within 15 -days of the issuance of the temporary certificate of occupancy for the permanent building. I. STAFF RECOMMENDATION: Staff recommends approval of the applicant's request subject to compliance with the conditions outlined in paragraphs D, E and F of the above staff report. Staff recommends the indicated temporary building be limited to a maximum of 24 months and the building be removed and all required landscaping be installed within 15 days of the issuance of a temporary certificate of occupancy for the site permanent building. PLANNING COMMISSION ACTION: (MAY 26, 2005) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the staff report. Staff presented a recommendation the indicated temporary building be limited to a maximum of 24 months and the building be removed and all required landscaping be installed within 15 days of the issuance of a temporary certificate of occupancy for the sites permanent building. There was no further discussion of the item. The chair entertained a motion to place the item for inclusion on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. L May 26, 2005 ITEM NO.: 12 FILE NO.: Z -7351-B NAME: Miracle Development Revised Long -form PCD LOCATION: Located at 8021 Stagecoach Road DEVELOPER: Bruce Clark Clarks Corner Company 2409 Crystal Lake Circle Alexander, AR 72002 ENGINEER: Global Surveying Kelton Price, P.E. 217 W. 2nd Street, Suite 100 Little Rock, AR 72201 AREA: 0.68 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING NUMBER OF LOTS: 1 PCD FT. NEW STREET: 0 LF C-3, General Commercial District uses Revised PCD PROPOSED USE: Restaurant and C-3, General Commercial District uses as alternative uses for the site VARIANCESIWAIVERS REQUESTED: None requested. BACKGROUND: The mini -warehouse site was reviewed and approved by the Commission at their February 17, 2000, Public Hearing as a Conditional Use Permit to allow the site (3.75 acres) to develop with six buildings on C-3, General Commercial zoned property. On the western portion of the site the applicant proposed to subdivide the site into three commercial lots and to rezone the site from C-3 to PCD to allow for the development of the site with a mini -warehouse development (Lot 3), a carwash (Lot 1) and an May 26, 2005 SUBDIVISION ITEM NO.. 12 (Cont.) FILE NO.: Z -7351-B unidentified C-3 uses to be located on Lot 2 remove the Lot 3 development from the finalized. The applicant later revised his request to site plan and resubmit when plans were The plat required a variance from the Subdivision Ordinance [Section 31-231] to allow the creation of a lot without public street frontage (S-1374). Lot 3 was to be served by a 30 -foot access easement located on the lot lines of Lots 1 and 2. The Board of Directors adopted Ordinance No. 18,823 and Ordinance No. 18,824 on March 4, 2002, establishing the Planned Commercial Development zoning and creating the plat variance for the development. Ordinance No, 19,059 adopted by the Little Rock Board of Directors on March 2, 2004, revised the previously approved PCD to allow the development of the mini -warehouse units on Lot 3. The development was to be constructed in two phases with all the slabs being installed in the first phase. The applicant indicated access to the site would be from the existing mini -warehouse development located to the east. The applicant indicated the existing Lot 3 of the Miracle Land Subdivision would be replatted to encompass the area of the existing mini -warehouse building. The replat has been completed. A. PROPOSAL/REQUEST: The applicant is now proposing to revise the previously approved PCD to allow the construction of a restaurant building on previously platted Lot 2. The applicant has indicated the development will occur in two phases with the placement of a 10 -foot by 20 -foot prefabricated building on the site and the construction of drives and parking areas to allow for a drive-thru coffee shop. The applicant has indicated the Phase II portion of the development will be the construction of a larger (24 -feet by 50 -feet) site built building to be constructed in conjunction with additional parking and drives to allow for drive-thru sales as well as a small sitting area. The applicant has indicated upon completion of the site built building, the prefabricated building will be removed from the site. The applicant has indicated the anticipated time frame for removal of the temporary building is 18 to 24 months. The applicant has indicated the hours of operation will be from 6:00 am to 8:00 pm Monday through Friday and 6:00 am to 6:00 pm Saturday. B. EXISTING CONDITIONS: The site is vacant with trees covering the southern perimeter of the site; currently zoned PCD. The site adjoins the flood plain/floodway to the south in an area zoned OS. There is a mini -storage development located to the east of the site adjacent to 1-430. A carwash has been constructed on Lot 1. Other uses in the 2 May 26, 2005 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z -7351-B area include a church located north of the site, a welding shop and a mixture of auto related uses; ABC Salvage, a tire company, a used car lot. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The Otter Creek Homeowners Association, the Crystal Valley Property Owners Association and Southwest Little Rock United for Progress, all property owners located within 200 -feet of the site and all residents, who could be identified, located within 300 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: 1. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code of Ordinances and the Master Street Plan as indicated on the plans. 2. In accordance with Section 31-210(h)(7), parking spaces shall not be permitted to back into an access easement. 3. A special Grading Permit for Flood Hazard Areas will be required per Section 8-286 prior to construction. Minimum finish floor elevation required as indicated on the plans. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point _Energy: Centerpoint has a 4" steel line in easement in the area. Owner is responsible for any cost associated with relocation of line. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. KI May 26, 2005 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z -7351-B CATA: The site is not located on a dedicated CATA bus route. F. ISSUESITECHNICAUDESIGN: Planning Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a revision to a PCD (Planned Commercial Development) to allow the construction of two buildings on the site, a restaurant and a coffee shop. The request does not require a change to the Land Use Plan. Bicycle Plan: A Class II bikeway is indicated on Stagecoach Road. A Class II bikeway is located on the street as either a 5' shoulder or six foot marked bike lane. Additional paving and right of way may be required. Master Street Plan: Stagecoach Road is shown as a Principal Arterial on the Master Street Plan. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Stagecoach Road is built as a five -lane road with a center turn lane through this section. Entrances and exits should be limited to minimize negative effects on traffic, bicyclists, and pedestrians on Stagecoach Road. Stagecoach Road may require dedication of right-of-way and may require street and sidewalk improvements. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Otter Creek - Crystal Valley neighborhood action plan. The Public Safety goal listed one objective relevant to this case, "reduce speeding, burglary, vandalism, and other criminal activity in the area through police presence and enforcement." Several action statements that support the Public Safety goal are related to this application: "ensure the construction of sidewalks in all future developments by not granting variances for sidewalk construction," and "seek federal money for sidewalk construction along Stagecoach Road." Since this development is on Stagecoach Road where sidewalks do not exist, one should be constructed. The Office and Commercial Development goal is to "promote commercial and office development that meets the needs of area residents for shopping and services, maintains as much of the existing topography, trees, and green space as possible, and enhances the primarily residential character of the community." Action statements relating this goal to this case reflect a notion to adhere to the current land use plan, resist amendments to the plan, and require "businesses be accessed by loop streets to minimize curb cuts and allow for attractive landscaping." Currently this proposal is consistent with the land use plan. Minimal curb cuts on Stagecoach Road would allow for additional landscaping. 4 May 26, 2005 SUBDIVISION ITEM NO.: 12 Cont. FILE NO.: Z -7351-B Landscape: The plan submitted does not provide for the 8 -percent (961 square feet) interior landscaping within the interior of the proposed paved areas. In order to receive credit toward fulfilling interior landscaping requirements, interior islands must be at least 7'h feet in width and 150 square feet in area. A small amount of additional building landscaping will be required. Both interior and building landscaping is a requirement of the landscaping ordinance. A variance of these requirements will necessitate City Beautiful Commission approval. G. SUBDIVISION COMMITTEE COMMENT: (May 5, 2005) The applicant was present representing the request. Staff presented an overview of the proposed development indicating the site plan as proposed did not comply with current ordinance requirements. Staff stated the indicated parking was backing into the service drive which was not allowed. Mr. Price stated based on staff comments the owner had decided to limit the number of buildings on the site to a temporary building and the permanent building eliminating the third building proposed for the site. Staff questioned when the permanent building would be constructed. The applicant stated within 18 - months. Public Works comments were addressed. Staff stated a grading permit would be required prior to development of the site. Staff also stated sidewalks would be required adjacent to Stagecoach Road. Landscaping comments were addressed. Mr. Price stated with the elimination of one of the buildings, meeting the required landscaping minimums would not be an issue. He stated screening would also be placed along the perimeters of the site where abutting single-family zoned properties. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing the issues raised at the May 5, 2005, Subdivision Committee meeting. The applicant has indicated a temporary building will be added to the site to allow the owner to start sales of from the site while the permanent building is being constructed. The applicant has indicated the temporary building will be placed within the landscaped island of the site adjacent to the access easement servicing the lot. The applicant has indicated two parking spaces will be placed on the site to allow employee parking. The applicant has indicated the temporary building will serve customers by two drive-through lanes and will not have a seating area inside the building. 5 May 26, 2005 SUBDIVISION ITEM NO.: 12 (Cont. FILE NO.: Z -7351-B The applicant has revised the site plan to eliminate the backing into the service drive as requested by staff. The applicant has also increased landscaped areas and provided screening on the site to meet the minimum ordinance requirements. The applicant has indicated the development of the site in two phases. The applicant has indicated a temporary building will be placed on the site to allow for construction of a permanent building. The applicant has indicated twelve parking spaces will be added to the site with the construction of the permanent building. Based on minimum parking requirements for a restaurant use, twelve parking spaces would be required. The indicated parking is adequate to meet the typical minimum parking required for a restaurant. Staff is supportive of the applicant's request. The applicant is requesting utilization of the site as a restaurant use and the allowance of C=3, General Commercial District uses as alternative uses for the site. The applicant has indicated the utilization of the site with a temporary building, 18 to 24 months, with the permanent building and parking being constructed within this time frame. Staff recommends the applicant only be allowed the temporary building within the specified time frame and the removal of the temporary building and the completion of the required landscaping within 15 -days of the issuance of the temporary certificate of occupancy for the permanent building. STAFF RECOMMENDATION: Staff recommends approval of the applicant's request subject to compliance with the conditions outlined in paragraphs D, E and F of the above staff report. Staff recommends the indicated temporary building be limited to a maximum of 24 months and the building be removed and all required landscaping be installed within 15 days of the issuance of a temporary certificate of occupancy for the site permanent building. PLANNING COMMISSION ACTION: (MAY 26, 2005) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the staff report. Staff presented a recommendation the indicated temporary building be limited to a maximum of 24 months and the building be removed and all required landscaping be installed within 15 days of the issuance of a temporary certificate of occupancy for the sites permanent building. D May 26, 2005 SUBDIVISION ITEM NO.: 12 (Cont. FILE NO.: Z -7351-B There was no further discussion of the item. The chair entertained a motion to place the item for inclusion on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 7 ITEM NO.: 12 FILE NO.: Z -7351-B NAME: Miracle Development Revised Long -form PCD LOCATION: located at 8021 Stagecoach Road Planningq Staff Comments_ 1. Provide notification of property owners located within 200 feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Redesign the parking so as to the parking does not back into the access easement. The cover letter indicates the site will be developed with two restaurant facilities. The required parking for two restaurant buildings would be 30 parking spaces. The site plan indicates 28 parking spaces. With the rearranging of the site to eliminate the backing into the access easement this could reduce the number of parking spaces. 3. Provide details of the proposed screening for the properties located to the west of the site. 4. Will there be a dumpster located on the site? If so indicate the location along with a note concerning the required screening. 5. Provide details of any proposed signage to be located on the site including building signage and ground signage. 6. Provide the anticipated time frame for the smaller building to be located on the site and at what point will the smaller building be removed from the site? 7. Provide the days and hours of operation of the proposed businesses to be located on the site. 8. Is it anticipated the buildings will be held under separate ownership necessitating a plat for the site? VarianceMaivers: None requested. Public Works Conditions. - 1 . onditions: 1. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code of Ordinances and the Master Street Plan as indicated on the plans. 2. In accordance with Section 31-210(h)(7), parking spaces shall not be permitted to back into an access easement. 3. A special Grading Permit for Flood Hazard Areas will be required per Section 8-286 prior to construction. Minimum finish floor elevation required as indicated on the plans. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: Centerpoint has a 4" steel line in easement in the area. Owner is responsible for any cost associated with relocation of line. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Fire Department: Place fire hydrants per code Department for additional information. County Planning: No comment. CATA: Planning Division: Contact the Little Rock Fire Landscape: The plan submitted does not provide for the 8 -percent (961 square feet) interior landscaping within the interior of the proposed paved areas. In order to receive credit toward fulfilling interior landscaping requirements, interior islands must be at least 7 Y2 feet in width and 150 square feet in area. A small amount of additional building landscaping will be required. Both interior and building landscaping is a requirement of the landscaping ordinance. A variance of these requirements will necessitate City Beautiful Commission approval. Revised plat/plan-, Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, May 11, 2005.